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Item No. 4 PC: 11-5-92 GP-92-12/ZR-92-14 STAFF ANALYSIS BACKGROUND: An application for a Zone Reclassification under the 1995 General Plan was submitted by Robert and Barbara Byington (c/o Ronald Weldum) on April 23, 1992. The Planning Commission denied the application on June 18, 1992. An appeal was filed by the applicant on June 26, 1992, and the matter was considered by the Bo d of Supervisors on July 21, 1992, and September 8 and 22, 1992- On the latter date the Board ado d a Resolution denying the appeal without prejudice and referred the matter back to the Planning Commi ion for consideration of a larger area of Limited Agriculture zoning. POLICY CONSIDERATIONS: The major policy which applies to this application is Agricuttural Lands Policy 3.(a), which states, 'The Limited Agriculture land use designation will be considered in areas of small-scale agricultural oper ions where the parcels are generally between five and ten acres in size outside of areas planned for urban development.' This is an area of existing small parcels. There are six parcels which are each under 4 acres (average size, 2.1 acres), each of which contains a residence; one parcel of 5.8 acres contains a church, re ory, and parking lot; and one parcel of 1.5 acres is an orchard. Under the Limited Agriculture designatio and AL-5 zone, only one of the nine parcels contained in the proposed Limited Agriculture area cou be subdivided. It contains 16.4 acres;the development potential is three new residences: Thus,this General Plan Amendment and Zone Reclassification will not remove a significant amount of land from agricultural production. The General Plan also contains criteria which should be considered for General Plan Amendments. These are: 1. Physical, social, or economic factors which were not considered at the time of General Plan adoption and the evaluation of the proposal based on this new information: • No new factors which would affect this General Plan Amendment have been IdentMed. 2 Existing reasonable attemative sites in the vicinity that are planned for the use and can accommodate the proposal. • If additional AL-5 zoning Is to be permitted, this site Is reasonable In that It recognizes an existing area of small parcels; other sites would be less feasible. -8-